Issue - meetings

Two storey rear extension 

LOCAL MEMBER: Councillor Elin Walker Jones

Link to relevant background documents

RESOLVED: To defer a decision and conduct a site visit

Two-storey extension at the rear of the property

a)           The Planning Manager highlighted that this application was for the demolition of an existing multi-purpose room at the rear of the property and erecting a two-storey flat roof extension. It was explained that the property was a semi-detached property in a residential area in the city of Bangor, with the application submitted to the Planning Committee at the request of the local member.

Reference was made to the objections received. In terms of design and appearance, it was considered that this type of extension was not unexpected in residential areas, and therefore it would not have an unacceptable visual impact. In response to the comments that raised concerns about loss of light, it was noted that a detailed assessment of the impacts had concluded that the impact of the extension would not be harmful, based on the loss of light or oppressive impact (despite it being a two-storey extension, it was only 0.5m longer than the existing rear extension).

Attention was drawn to the late observations form which referred to the cumulative impact of adaptations with planning permission, permitted adaptations (i.e., extensions and alterations that did not require planning consent) and the cumulative impact of the proposal. It was explained that the plans submitted showed the impact of all proposed elements, and therefore it was possible to alter the situation as a whole. Individual consideration was not given to the porch, the gable end extension on the side of the roof and the dormer window in the back, due to the extant permission, as well as the fact that it would be possible to build the flat roof extension, which is the subject of this application, without completing the rest of the alterations. Consequently, the Officers were not of the opinion that the cumulative impact of all of these elements were harmful should they all be implemented.

Reference was made to the objections received regarding the broader water overflow problems on the street in general, as well as the development's impact on the area's drains. It was noted that the observations received from Welsh Water asked for a condition to prevent additional flows of surface water into the sewerage system. The Council's Drainage Unit did not object to the proposal. Despite acknowledging the concern, there was no robust evidence to highlight that the extension would affect or worsen the current situation. Subject to the nature of the drains, private or as a part of the public drainage system, it was reiterated that there would be protection either through the building control procedure or Welsh Water rules, therefore it was not considered that there was a planning reason to object to the proposal based on drainage matters.

Having considered all relevant planning matters, the local and national policies and guidance, the proposal was considered to be acceptable. The Officers recommended to approve the application with conditions.

b)           Taking advantage of the right to speak, an objector to the application made the  ...  view the full minutes text for item 7